The intent of this district is to provide opportunity for high-rise condominium high density urban type residential developments exceeding fifty (50) feet in height. The area is described as being located on the west side of U.S. Highway 98, extending from the south side of Interstate 10, south to Van Buren Street.

The maximum livable height requirements does not include structures or other appurtenances such as screening, parapet walls, condensers or other mechanical apparatus, communication antennas necessary for the operation of the building. Mechanical equipment, chimneys, air conditioners, elevator penthouses, church spires and steeples, water towers, parapet walls and similar appurtenances are excluded from height restrictions. However, the exclusions apply only to those elements that are appurtenant to the structure. The excluded element shall not exceed the maximum height by more than fifteen (15) feet.

(a)

Building height may be allowed up to two hundred (200) feet or sixteen (16) stories by the planning commission.

(b)

Additional net area minimums and setbacks shall be required.

(c)

International Building Code Standards, current edition, shall be required for buildings over fifty (50) feet.

The minimum setbacks for structures shall not be less than fifty (50) feet or one-half (0.5) foot to one (1) foot to building height ratio, which ever is greater, and calculated as follows:

High-Rise Condominium Development
Minimum Setbacks

(a)

Not less than two (2) parking spaces per dwelling unit.

(b)

Any use in this district shall set aside at least twenty (20) percent of the area to be used as a landscaped and green area.

(c)

Additional buffers may be required for the protection of streams, rivers, watersheds, wetlands or the like. See Article 18, Drainage and Stormwater.

(a)

Developments, individual lots, or parcels shall be properly connected to a public or private community water and sanitary sewer system. Residential high-rise developments shall not be approved unless the appropriate utility has the capacity to provide the required service.

(b)

All residential high-rise structures shall be required to install a grease trap which is accessible for regular inspection and cleaning.

Signs shall be restricted to monument style signs. See Article XXXIII, Sign Provisions. The maximum allowable square footage established in each zoning designation and/or overlay district shall apply as provided in each district. Said allowable area shall not be exceeded. In the event that channel letters, as defined in Article VIII, Definitions, are proposed, then the maximum allowable square footage shall be calculated at a rate of eighty (80) percent in lieu of the standard rate of one hundred (100) percent.

(a)

Underground parking facilities shall be required and shall not be counted in the height; however, ground level parking beneath the building shall be counted as a story.

i.

Internal parking shall not exceed twenty-five (25) percent of the structure height. There shall not be less than two (2) interior parking spaces per dwelling unit. Visitor parking may be provided outside of the building footprint.

(b)

There shall be no overnight storage of travel trailers, motor homes, hauling trailers, boat trailers, boats, wrecked or disabled vehicles on the property. In no case may commercial vehicles used for hauling dangerous or hazardous products be parked or stored on premises. See Article XVI, Parking Requirements, Storage and Parking of Trailer and Vehicles.

Sidewalks within the "Gated Compounds" shall be provided and not be less than four (4) feet in width.

A traffic impact analysis shall be required for residential high-rise developments. The results and any corrective measures necessary shall be included as part of, and in addition to, the requirements for site plan review and approval.

It is the intent of this section to ensure environmental compatibility of the proposed development with the natural environment. Additional buffers may be required for the protection of streams, rivers, watersheds, wetlands or the like. See additional requirements herein. Other requirements that may be considered by the planning commission may include, but not be limited to, reflective or specialized glass and lighting to serve as a flight path deterrent for migrating birds.

Residential High-Rise Overlay District Map, Exhibit E is hereby adopted as a part of this Ordinance (See Appendix).

Editor's note— Residential High-Rise Overlay District Map, Exhibit E, can be found in department of community development.